SUSU17-00003 1 February 23, 2017
City of El Paso – City Plan Commission Staff Report
REVISED
Case No: SUSU17-00003 Vista del Norte Estates Unit Two
Application Type: Major Preliminary
CPC Hearing Date: February 23, 2017
Staff Planner: Rocio Alvarado, (915) 212-1612, [email protected]
Location: West of Patriot Freeway and East of Dyer
Acreage: 129.622
Rep District: 4
Existing Use: Vacant
Existing Zoning: P-R 1 (Planned Residential) / C-3 (Commercial)
Proposed Zoning: P-R 1 (Planned Residential) / C-3 (Commercial)
Nearest Park: Two parks proposed within this subdivision (6.873 acres)
Nearest School: Desertaire Elementary (3.93 miles)
Park Fees Required: Pending
Impact Fee Area: This property is located within the Northeast Impact Fee
Service Area.
Property Owner: Ranchos Real XVI, LLC
Applicant: Ranchos Real XVI, LLC
Representative: Conde Inc.
SURROUNDING ZONING AND LAND USE
North: R-F (Ranch-Farm) / Vacant
South: R-F (Ranch-Farm) / Vacant
East: P-R 1 (Planned Residential) / Vacant
West: R-F (Ranch-Farm) / Residential development
PLAN EL PASO DESIGNATION: G-4, Suburban (Walkable)
APPLICATION DESCRIPTION
The applicant proposes to subdivide 129.622 acres of vacant land for 643 single family lots and 2
parks. Residential lots range between approximately 4,756 square feet and 10,024 square feet.
The applicant is proposing drainage and pedestrian right of ways in order to break up block faces
and increase connectivity throughout the development. Access to the subdivision is proposed
from Dyer Street and Patriot Freeway. This subdivision is located within the Vista del Norte
Land Study. This application is vested and is being reviewed under former subdivision code.
SUSU17-00003 2 February 23, 2017
The applicant has requested the following modifications as per Section 19.04.170:
To allow single loaded lots fronting on two local streets, and double frontage lots along
arterial streets. Staff recommends that the City Plan Commission requires that the
parkway at the rear of the double frontage lots be landscaped. Additionally, a release of
vehicular access rights to the rear of the double frontage lots shall be recorded with the
County.
To allow a for a modified Collector Arterial Street consisting of 64 feet of right of way,
including 40 feet of roadway, one 7 foot sidewalk on 4 foot landscape area on one end,
and an 8 foot jogging path and 5 foot landscape area on the other end.
To allow for the use of a modified Minor Residential Access Street cross-section for
Norte Paso, Norte Link and Norte Quito.
DEVELOPMENT COORDINATING COMMITTEE
The Development Coordinating Committee recommends approval of the modifications and
approval of Vista del Norte Estates Unit Two on a Major Preliminary basis subject to the
following comments.
Planning Division Recommendation:
Staff recommends approval of the modifications as per Section 19.04.170 (Modification of
conditions):
A-3. The subdivider has demonstrated an alternative method of development that will improve
the aesthetic value of the subdivision while giving equal emphasis to safety, economy, tax yield,
maintenance cost, response time, drainage dedication and improvement of parkland and open
space amenities, and vehicular access and pedestrian passage.
Staff recommends approval of Vista Del Norte Estates Unit Two on a Major Preliminary basis
subject to the following comments:
That the City Plan Commission require the applicant to landscape the parkway at the rear
of all double frontage lots.
That water and sewer services are available to serve proposed subdivision prior to Major
Final Plat approval.
Plan El Paso Goals & Policies
The applicant’s proposal meets Goal 6.1 of Plan El Paso:
Goal 6.1: Maintain a sustainable and efficient housing supply for all residents of El Paso.
Policy 6.1.4: Allow, by-right, a variety of residential lot sized and housing types with
existing and new neighborhoods.
Planning & Inspections Department - Land Development
We have reviewed subject plats and recommend Approval.
The Developer/Engineer shall address the following comments:
SUSU17-00003 3 February 23, 2017
At the improvement plan stage, protect the subject property from stormwater runoff from
the adjacent terrain.
Capital Improvement Department-Parks We have reviewed Vista Del Norte Estates #2, a major preliminary plat map and on behalf of CID Parks
Planning Division we do not offer Developer / Engineer approval of this subdivision application based on
the following comments:
1. Please note that this Subdivision is composed of 643 (PR-1) Single-family dwelling lots and applicant
is proposing to dedicate two (2) park sites, one 4.905 Acre Park and one 1.968 Acre Park; this
subdivision application does not meet the minimum "Parkland" requirements by 1.91 Acres as required
per ordinance Title 19 – Subdivision and Development Plats, Chapter 19.20 – Parks and Open Space
based on the following “Parkland” calculations:
Vista Del Norte Estates #2 = 651 dwelling units requiring . . . . . . 6.43 Acres
Vista Del Norte Estates #2 – Dedicating 2 Park Sites for a total of 6.873 Acres
Exceeds “Parkland” requirements by .443 Acres
2. Covenants need to be provided restricting the use to Single-family residential dwellings since PR-1
districts allows Two-family and Multi-family dwelling use.
3. On 64’ wide Street cross section for minor arterial; provide for Jogging Path to be of concrete or
include 6”x12” concrete headers and show pavement design.
Also, we offer the following informational comments to assist Applicant in the design of
the new Park's construction drawings.
Please note that design layout (Concept & Final) need to be coordinated with Parks Department and/or
department liaison/designee for review and approval and are to include at minimum the following
improvements:
1. Refer to current Chapter 19.20 – Parks and Open Space and the Park’s Design & Construction
Standards for Park Facilities as approved by Mayor and Council.
2. Irrigation System must be designed to accommodate site static water pressure or a pump must be
incorporated to accommodate design criteria.
3. Irrigation System must be designed to accommodate site static water pressure or a pump must be
incorporated to accommodate design criteria.
4. Note for all park improvements (sidewalks, Ramps, etc.) and paved Hike/Bike trails (if applicable) to
be compliant with required accessibility criteria as set forth in ADAAG & TAS standards as mandated by
Federal and State Governments.
5. Project(s) must be coordinated with TDLR to insure compliance with TAS requirements to include
inspection, and certificate of substantial completion; approval of the subdivision /park improvement plans
is subject to applicant providing proof of the project registration number (PLD # by the State Agency).
6. No signs, fire hydrants, lights, NDCBU’s, electrical/water boxes, telephone pedestals, no obstructions
in general, shall be placed into proposed perimeter sidewalk, nor shall any utility conduits be placed along
the park site – Any utilities with-in the parkway need to be underneath the proposed sidewalk and buried
at 5' minimum cover.
SUSU17-00003 4 February 23, 2017
7. Provide frontage lighting along adjacent Public Street rights of way. Engineer to coordinate with
Parks Department and/or department liaison/designee, Planning and Inspections Engineering &
Construction Management Division, SAM Dept., and E.P.E.Co., light poles type & conduit placement for
perimeter lighting prior to street paving; perimeter street lighting shall be coordinated for light poles to be
installed at max. 150’ apart and/or at all street intersections along the park side and not along the
residential side to prevent duplication of light poles.
8. Developer / Contractor shall obtain soil samples (taken from proposed park site location finished
ground) & provide complete analysis report (textural, soils classification, minerals and nutrients
availability, water infiltration/percolation, detailed salinity, & PH conductivity test) with
recommendations for soils amendments and preparation to insure existing soil conditions are suitable for
turf, shrubs, and tree growth; coordinate site visit with Parks staff for collection of soil samples.
9. Any unsuitable soil conditions shall be remedied to eliminate hard soils, stony soils, high caliche
soils, clay soils and contaminated soils to a minimum depth of 12 inches and by shattering, in two
directions, of hard pan caliche, clay soils, rocks to a depth of 36 inches below finished grade as required
for proper planting as per current Park’s Design & Construction Standards for Park Facilities.
10. Any unsuitable soil materials not approved by Parks Department and/or department liaison/designee
are to be removed, disposed-off, and replaced with top soil to a minimum depth of 12 inches.
11. Any sloped areas (if flatter areas are not feasible) along park’s frontages shall be at the max. 1 vertical
: 20 horizontal (5%) or as determined according to the park improvements plan review.
12. If any slopes are required along residential sides there is a need to have a minimum five feet (5’)
benches at top and toe of slopes and to be kept clear of any improvements such as rock walls, walk path
or sidewalks.
13. Provide adequate cross-sections enough to better understand the finished improvements.
14. Grading and drainage plan for the site, to be reviewed and approved by Parks Department and/or
department liaison/designee.
15. Developer / Contractor are required to obtain irrigation, building, electrical, and any other required
permit(s) from Planning & Inspections One Stop Shop City Development Division.
16. At minimum, a 7’ wide concrete sidewalk is required all along the park’s frontage unless a Trail is
required, then current Park Design Standards for Park Facilities shall apply.
17. Park improvements shall comply with current "Alternative Design Standards" as per Chapter 19.20 –
Parks and Open Space approved by Mayor and Council on 04/01/2014 and current Park’s Design &
Construction Standards for Park Facilities approved on 01/08/2013
18. Provide an age appropriate 2-5 or 5-12 years old play structure from approved vendors with a
minimum 50’x50’ user zone and shall include one aerial light at ea. site
19. Provide shaded picnic tables and or benches and trash cans on concrete pads.
20. Street trees shall be provided along the parkway spaced at maximum 20' on center.
21. Construction of Park improvements need to be coordinated and inspected by Parks Department and/or
department liaison/designee.
22. Park Site acceptance is contingent upon completion of all street improvements abutting the park.
This subdivision is located with-in "Park Zone": NE-7
Nearest Park(s): Futureland Park and North Skies Park
SUSU17-00003 5 February 23, 2017
If density/acreage is increased /decreased or the property zoning /use changes, then "Park fees" will be re-
assessed based on applicable conditions.
El Paso Water
We have received the above referenced development and provide the following comments:
Water and sewer service is not available at this time. Water and sanitary sewer service to this subdivision requires the construction of major facilities. The Franklin East 1 Tank schedule for year 17/18 and North 2 Pump Station year 18/19. An extension of a 24-in transmission main from the North 2 Pump Station to the Franklin East 1 Tank is also required to enable service to the subject property. This line is scheduled for construction in year 18/19. The property is located within the City of El Paso Northeast Impact Service Fee Area. Impact fees will be assessed at the time of plat and collected by EPWU prior to the City of El Paso issuing a Building Permit.
Water:
There is an existing 12-inch diameter water main extending along Dyer Street in front the subject
property. This water main is dedicated to the U.S. Army McGregor Range. No service can be
provided from this water main.
There is an existing 16-in diameter water main that extended along Dyer Street and dead-ends
approximately 270-feet northeast of the intersection of Dyer Street and Mesquite Flor Drive.
This water main will be required to be extended along Dyer Street from where it dead-ends to the
proposed intersection of Carlos Ramirez Drive and Dyer Street.
Sanitary Sewer:
There are no existing sanitary sewer mains and sewer services currently in the vicinity of the
subject property.
EPWater is currently in designing a new 30-inch diameter sanitary sewer interceptor along Dyer
St. and construction is estimated to be completed in year 18/19. Sanitary sewer mains of smaller
diameter will be required to connect to the interceptor main to provide service to the subject
property.
Upgrade of the Future Land Lift Station is required to enable service to the proposed
development.
General:
Dyer Street is a Texas Department of Transportation (TxDOT) right-of-way. All proposed water
and sanitary sewer work to be performed within Dyer Street right-of-way requires written
permission from TxDOT.
The owner/developer shall be responsible for the cost of any necessary on-site and off-site
extensions of water and sanitary sewer mains that are not identified in the Capital Improvement
Program.
SUSU17-00003 6 February 23, 2017
EPWater-PSB requires a new service application to serve the subdivision. New service
applications should be made 6-8 weeks in advance of construction to ensure water for
construction work. The following items, if applicable, are required at the time of application: (1)
hard copy of site plan with street names and addresses; (2) finalized set of improvement plans,
including grading & drainage plans; (3) digital copy of site plan; (4) benchmark check; (5)
construction schedule; and (6) a certificate of compliance. Service will be provided in
accordance with the current El Paso Water Utilities – Public Service Board (EPW-PSB) Rules
and Regulations. The owner is responsible for the costs of any necessary on-site and off-site
extensions, relocations or adjustments of water and sanitary sewer lines and appurtenances.
El Paso County 911 District
The District requests that proposed street named RIO DEL NORTE DR be changed to something
else, as this name currently exists in the city.
Streets and Maintenance Department
No comments received.
Sun Metro
No comments received.
El Paso Fire Department
No comments received.
Central Appraisal District
No objection.
El Paso Electric Company
No comments received.
Texas Gas Company
No comments received.
Additional Requirements and General Comments:
1. Submit to the Planning & Inspections Department – Planning Division the following
prior to recording of the subdivision.
a. Current certified tax certificate(s)
b. Current proof of ownership
c. Release of access document, if applicable
d. Set of restrictive covenants, if applicable
2. Every subdivision shall provide for postal delivery service. The subdivider shall
coordinate the installation and construction with the United States Postal Service in
determining the type of delivery service for the proposed subdivision. In all cases, the
type and location of delivery service shall be subject to the approval of the United States
Postal Service.
SUSU17-00003 7 February 23, 2017
Attachments 1. Location map
2. Aerial map
3. Preliminary Plat
4. Modification request
5. Application
SUSU17-00003 8 February 23, 2017
ATTACHMENT 1
SUSU17-00003 9 February 23, 2017
ATTACHMENT 2
SUSU17-00003 10 February 23, 2017
ATTACHMENT 3
SUSU17-00003 11 February 23, 2017
SUSU17-00003 12 February 23, 2017
SUSU17-00003 13 February 23, 2017
ATTACHMENT 4
SUSU17-00003 14 February 23, 2017
ATTACHMENT 5
SUSU17-00003 15 February 23, 2017